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Year 5 disposal
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20/ 100
Weak
6.03% return before costs — market rent unverified, verify rent + comps locally.
Why it works
- EPC C — MEES compliant
Why to be cautious
- Monthly profit −£198/mo — mildly negative — equity build may cover
- -2.8% 5y IRR — capital outlay disproportionate to returns
- No rent comparables — estimate is a rule-of-thumb fallback, not market data. Verify the rent locally before offering.
Property research tool — not a regulated financial service. Numbers are point-in-time estimates; how we decide →
Monthly cashflow
−£198/mo
You top up £198/mo
Price vs market
Above comparable sales
+15% vs 12 sold
Return · IRR
-2.8%/yr
Loses money over 5 years
Cash to get in
£80K
Deposit + fees + refurb
Price £210KReturn before costs on price 6.03%5-yr return on cash -9%Rent est. £1,055 (£1,046–£1,064)
How we define each return: On price — gross yield = annual rent ÷ purchase price. On cost — net yield ÷ total project cost (price + refurb + fees). On cash — cash-on-cash & ROI ÷ the actual cash you put in (deposit + costs).
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,046–£1,064/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,216–£13,469 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£198
after mortgage, operating costs & tax
Rent in£1,055/mo gross
£1,014/mo collected · £41/mo lost to voids
Where it goes
£853Mortgage£360Costs
Outgoings exceed rent — you top up £198/mo
Mortgage£853
Costs£360
Management£106
Maintenance£50
Insurance£28
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£198
Returns
Return before costs on price6.03%
Cash return on cash-2.97%
Gross margin£655
Cash needed£80,171
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £12,660 | £4,316 | £10,238 | £0 | £0 | -£1,893 | -£1,893 |
| Year 2 | £13,040 | £4,445 | £10,238 | £0 | £0 | -£1,643 | -£3,536 |
| Year 3 | £13,431 | £4,578 | £10,238 | £0 | £0 | -£1,385 | -£4,920 |
| Year 4 | £13,834 | £4,716 | £10,238 | £0 | £0 | -£1,119 | -£6,040 |
| Year 5 | £14,249 | £4,857 | £10,238 | £0 | £0 | -£846 | -£6,885 |
Disposal gain (gross)-£7,460
CGT£0
Net Disposal proceeds£226,061
What we verified
What we verified
51055 ok · 1 caution · 0 fail · 5 unknown
Legal & planning
LeaseholdFreehold
Tenure & planningFreehold
Legal & planning
1 checks- TenureFreehold
Building condition
Energy ratingC
EPC& 2030 deadlineEPC register
▼
ABCDEFG
Current rating
From listing descriptionBand C
MEES 2030 compliance
C required for new tenancies
PASS
EPC band from listing · verify certificate before exchanging
Find EPC certificate →Cladding safety certificateNot stated on the listing
HeritageNot stated on the listing
Heritage& planning constraintsNHLE register
We don't ingest the NHLE bulk register, so we can't flag listed-building or conservation-area status for this address from our data alone. Use the official registry to verify before exchanging.
Area
Flood riskChecking…
FloodriskEA
Crime riskChecking…
Crimeriskpolice.uk
SchoolsChecking…
Schools& Ofsted catchmentGIAS register
No schools indexed for this postcode sector.
Investor
Tenant profileMixed demand
Tenant profilelikely cohortPE7 3GF · 2 bed
Primary profile
Mixed demand
Nearest university
for student-let assessment
University of Cambridge · 43.2 km
Reason
Mixed-demand area without a single dominant tenant cohort. Local lettings agent can clarify.
Heuristic from postcode + bedrooms + nearest-university distance · verify locally
Refurb costEstimate ready
Refurb cost& works budgetQ1 2026 rates
New kitchen + bathroom + light replumb + decor.
Total estimate
2-bed · 1-bath · 608 sqft
£18k–£36k
£ per sqft
building cost only
£30–£59
Per-item breakdown (4 lines)
- Kitchen · Full unit replacement£3,840–£8,640
- 1 × bathroom · Full strip + retile£3,325–£6,650
- Paint + decor£4,256–£7,904
- Flooring · Carpet on bedrooms + LVT/laminate downstairs£6,688–£12,768
Guide rates · UK May 2026
Tier-based bands — get a builder quote before exchanging.
Rent by the room licensingN/A
Price & sale history0d on marketno cuts yet
Strategy matrix
Council lease wins — -£46/mo · £139/mo ahead of Refurb & refinance
| Strategy | Return before costs on price | Monthly profit | Cash needed | 5y Return on your cash on cash | Risk | Feasibility |
|---|---|---|---|---|---|---|
| Rent it out | 6.03% | -£198 | £80,171 | -8.6% | Low | Feasible |
| Housing-benefit rent | 3.99% | -£530 | £80,171 | -33.9% | Med | Feasible |
| ⭐ Council lease | 6.03% | -£46 | £80,171 | 0.0% | Low | Feasible |
| Refurb & refinance | 6.03% | -£185 | £94,519 | -6.4% | Med | Feasible |
| Short-stay let / Airbnb | — | — | — | — | — | Disabledno local short-let data |
| Buy, improve & sell | 0.00% | -£182 | £237,369 | 6% | Med | Feasible |
| Rent by the room | — | — | — | — | — | Disabledneeds 3+ beds |
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Ready to move on this deal?
Generates an offer pack with your numbers & sources — take it to the agent.
Pro analysis — outcome range, stress tests & portfolio impact
Local lettings demanddays-to-let · supply now · trend
Rent by the room conversion upside
+£323/mo cash flow vs Rent it out if converted to Rent by the room
13.71% Return before costs on price converted vs 6.03% as-is
As-is Rent it out
Monthly profit-£167
Return before costs on price6.03%
Cash needed£64,398
If converted to Rent by the room
Monthly profit+£156
Return before costs on price13.71%
Cash needed£80,398
Δ vs Rent it out Monthly profit+£323
Show conversion detail
Cannot Rent by the room:Only 2 bed — too small for an HMO (3+ unrelated tenants from 2+ households) without major reconfiguration.
Conversion cost estimate
£44,000
Range: £38,000 – £52,000
Fire safety, plumbing, partitioning, licensing.
Rates as of Apr 2026
£35,620–£67,250full refurb + room split
What's in this cost
- Kitchen£8,640–£17,280
- 1 × bathroom£5,700–£10,450
- Rewire£2,432–£4,256
- Replumb£1,824–£3,648
- Windows£6,080–£10,944
- Paint + decor£4,256–£7,904
- Flooring£6,688–£12,768
Comparables
sold within 0.5 miWide · CV 35.2%Med confidence
Loading nearby sold…
Location & area intelligence
Transport score100 / 100
On the map
- Registered HMOs
- Approved HMO conversions
- Pending HMO applications
Schools & catchment5 schools nearby
Nearby schoolsOfsted-rated, nearest first5 of 5
- GoodFarcet CofE (C) Primary SchoolPrimary · Academy sponsor led · PE7 3AR
- GoodFourfields Community Primary SchoolPrimary · Community school · PE7 3ZT
- GoodStilton Church of England Primary AcademyPrimary · Academy sponsor led · PE7 3RF
- GoodWilliam de Yaxley Church of England AcademyPrimary · Academy sponsor led · PE7 3JL
- GoodYaxley Infant SchoolPrimary · Community school · PE7 3LU
Ofsted · postcode-area match. Catchment areas vary year to year — verify with the local council before relying for school admissions.
Tax treatment
Annual gross rent£12,660
Section 24 credit£0
Annual tax due£0
Post-tax Monthly profit annual-£2,380
Exit costs
Projected sale price (5y · 2%/yr growth)£231,857
Capital gain (pre-CGT)£21,857
Sale costs (~2.5%)£5,796
CGT due (Ltd Co 25%)£0
No personal CGT — the gain is taxed at the company level (corporation tax) when the SPV disposes of the property.
Net 5y Monthly profit after CGT-£6,885
Rates as of Oct 2024
Acquisition costs
£80,171cash neededPurchase price£210,000
Deposit (25%)£52,500
Stamp duty+5% additional-property surcharge£12,200
Refurb£9,621
Legal + survey£1,700
Mortgage fees£4,150
Total cash neededdeposit + costs (loan covers the rest)£80,171
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
About this propertydescription · zoopla
Description& agent copyZoopla
*ideal first time or investment purchase* *close to local amenities* *easy access to A1* *no chain* Regal Park are pleased to offer this well presented 2 Bedroom End Terrace House in the popular Village location of Yaxley. The property is situated close to local amenities and is within easy access to A1 and comprises; Entrance Hall, Cloakroom, Kitchen, Lounge/Dining Room, 2 Bedrooms and a Bathroom. There is an enclosed rear garden and a Single Garage in a block to the rear. V…
Floor plans
Listing metazoopla · Regal Park
About this listing
ZooplaPrice history
5-year price trend
Monthly profit
−£198
Cash needed
£80K
Return after costs
-2.97%
IRR
-2.76%
Thistle Close, Yaxley, Peterborough PE7
terraced · 2 bed · 1 bath · 608 sqft
£210,000
est £1,055 · 6.03% gross
Chain freeEPC C
1 / 27
20/100
Marginal
6.03% — verify the rent + comps locally.
Chain free
Price
£210K
15% above sold comps
Return before costs
6.03%
est rent £1,055/monot enough comparablesRange £1,046–£1,064/mo (Q1–Q3)
Bedrooms
2
1 bath
Energy rating
C
Energy rating
Run the numbers
What-if calculator
Rates as of 20 May 2026Buy-to-Let. Standard rental on an Assured Shorthold Tenancy. Single household, market rent, paid monthly direct to landlord (or via agent). (hover any strategy tab for pros + cons)
Offer (£)
Monthly rent (£)
Local comp range: £1,046–£1,064/mo · n=6
Financing
DepositYour cash in — the rest is the mortgage25% · £52,500
Standard 75% LTV for BTL
Mortgage rate5y fixed5.8%
5-year fixed at 75% LTV — 5.75% (as of 2026-05-20).
Mortgage term (years)
Stress rate6.5%
BoE base + 2pp stress (6.5%)
Acquisition costs
Refurb (£)
Per-property refurb estimate from the element rate-card model (£7,216–£13,469 range), VAT-inclusive
Legal + survey (£)
Standard house — £1,100 legal + £600 survey
Mortgage fees (£)
2% product fee on £157,500 loan + £1,000 booking fee
Running costs
Management10%
Typical BTL agency rate
Void weeks
Typical voids for BTL
Insurance (£/mo)
Typical BTL building+landlord cover for £200K–£400K
Maintenance (£/mo)
Terraced: £50/mo proxy (shared structure)
Leasehold costs
Result · Rent it out
Monthly profit
-£198
after mortgage, operating costs & tax
Rent in£1,055/mo gross
£1,014/mo collected · £41/mo lost to voids
Where it goes
£853Mortgage£360Costs
Outgoings exceed rent — you top up £198/mo
Mortgage£853
Costs£360
Management£106
Maintenance£50
Insurance£28
CapEx reserve£53
Voids + council tax£6
Ltd co. accounts£104
Selective licensing£13
Tax—
Shortfall−£198
Returns
Return before costs on price6.03%
Cash return on cash-2.97%
Gross margin£655
Cash needed£80,171
Monthly profit paybackn/a (monthly loss)
Data confidence
Lender stress test
Rent-covers-mortgage check @ stress1.19
Rent-covers-mortgage check FAIL · stress 6.5% (need ≥ 1.45)
Housing-benefit (LHA) scheme detailBRMA Peterborough · cap £698/mo
Housing-benefit rent scheme detail
- Rental Market Area (BRMA):
- Peterborough
- LHA monthly cap:
- £698
- Scheme type:
- PSL
- Premium:
- +900% premium over LHA cap
- Typical lease:
- 0 years lease
- Management:
- management covered by council
Year-by-year Monthly profit (5-yr horizon)
Net Monthly profit after tax. Rent + costs compound at their growth rates; mortgage principal amortises year-by-year for repayment loans.
Mortgage paydownRent profitbefore price growth
Full year-by-year breakdown
| Year | Gross Rent | Op Costs | Mortgage | Equity Built | Tax | Net | Cumulative |
|---|---|---|---|---|---|---|---|
| Year 1 | £12,660 | £4,316 | £10,238 | £0 | £0 | -£1,893 | -£1,893 |
| Year 2 | £13,040 | £4,445 | £10,238 | £0 | £0 | -£1,643 | -£3,536 |
| Year 3 | £13,431 | £4,578 | £10,238 | £0 | £0 | -£1,385 | -£4,920 |
| Year 4 | £13,834 | £4,716 | £10,238 | £0 | £0 | -£1,119 | -£6,040 |
| Year 5 | £14,249 | £4,857 | £10,238 | £0 | £0 | -£846 | -£6,885 |
Rent by the room upside
What we verified
4206
Legal & planning▾
Article 4HMO restriction lookupUnknown
Rent by the room licensingMandatory if 5+ unrelatedN/A
TenureTenure typeFreehold
HeritageListed building / conservation areaNot stated on the listing
Building condition▾
EPCEnergy efficiency ratingC
EWS1External wall safety (cladding)Not stated on the listing
Refurb costBased on beds + baths + sqftEstimate available
Area▾
Crimepolice.uk · monthlyChecking…
SchoolsGIAS · OfstedChecking…
FloodEA Flood Map · England onlyChecking…
Investor profile▾
Tenant profileBeds + postcode heuristicFamily let
Rent by the room feasibilityMin 3 beds for C4 routeBelow threshold
Comparables
sold within 0.5 miWide · CV 35.2%Med confidence
Loading nearby sold…
Location & transport
Tax & exit
Tax bandLtd Co 25%
Mortgage-interest tax rule credit£2,048
Annual rental tax£0
CGT yr 5£0 · company level
5y net total-£6,885
Acquisition costs
25% deposit£52,500
Stamp duty£12,200
Refurb£9,621
Legal + survey£1,700
Mortgage + broker£4,150
Cash needed£80,171
Green = verified data. Amber = market typical. Red = our estimate — verify before offering.
Make an offer
Pro analysis — outcome range, stress tests & portfolio impact
Your notes
Description& agent copyZoopla
*ideal first time or investment purchase* *close to local amenities* *easy access to A1* *no chain* Regal Park are pleased to offer this well presented 2 Bedroom End Terrace House in the popular Village location of Yaxley. The property is situated close to local amenities and is within easy access to A1 and comprises; Entrance Hall, Cloakroom, Kitchen, Lounge/Dining Room, 2 Bedrooms and a Bathroom. There is an enclosed rear garden and a Single Garage in a block to the rear. V…
Floor plans
Listing
Sources: Rightmove · HM Land Registry · Ofsted · EA Flood Zones
Estimates not financial advice
Estimates not financial advice